STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          ----------------------------------x     S.J.R. No.: 6437
          APPEAL OF                               DOCKET NO.:  GJ410021RP
                                                  (Reconsideration of
              332-334 EAST 53 ST., INC.,     
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     FI410725S              

                              PURSUANT TO COURT REMAND

          The above-named owner filed a petition for administrative review 
          (PAR) on April 9, 1992, against an order issued on February 28, 
          1992, concerning the housing accommodation known as 334 East 53rd 
          Street, Apartment 1-C, New York, NY, wherein the Rent Administrator 
          determined the tenant's complaint of decreased services.

          On May 6, 1992, the Deputy Commissioner issued an order dismissing 
          the owner's petition for untimeliness.

          Thereafter, the owner commenced proceedings in the Supreme Court 
          pursuant to Article 78 of the Civil Practice Law and Rules seeking 
          to set aside the Deputy Commissioner's dismissal order.

          The Court determined that the particular circumstances surrounding 
          the filing of the petition, and the interests of justice, warranted 
          that the dismissal order be set aside, and directed the Division of 
          Housing and Community Renewal (DHCR) to review the owner's adminis- 
          trative appeal.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petition.

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.


          In an answer dated October 14, 1991, the owner denied the allega- 
          tions set forth in the complaint or otherwise asserted that all 
          required repairs had been or will be completed.

          An inspection of the subject apartment was conducted on February 4, 
          1992, by a Division of Housing and Community Renewal (DHCR) 
          inspector who found that the kitchen ceiling and wall paint was 
          peeling and that the kitchen ceiling plaster was cracked.  Other 
          conditions were not confirmed or were found to have been corrected.

          The Rent Administrator directed restoration of the services con- 
          firmed on inspection and further, ordered a reduction of the 
          stabilization rent.
          In the petition for administrative review, the owner reiterates, in 
          substance, that repairs had been completed as set forth in its 
          answer below.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required
          services.  The owner's petition does not establish any basis for 
          modifying or revoking the Administrator's order which determined 
          that the owner was not maintaining required services based on a 
          physical inspection confirming the existence of defective condi- 
          tions in the subject apartment for which a rent reduction is 
          warranted.  The owner's petition, reiterating on appeal the owner's 
          assertions in the answer below, fails to address the fact that the 
          conditions cited in the complaint which provided the basis for the 
          rent reduction were confirmed at the inspection conducted after the 
          date of repairs.  If kitchen repairs were undertaken, they were not 
          completed in a workmanlike manner.  

          The owner may file a rent restoration application if the facts so 

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.


          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is 

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Rent Administrator's order be, and the same hereby is, 


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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